4314 Neff Ave · Detroit, MI 48224

$14,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 19 Days on market

Built 1951 6,534 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Development opportunity! Close to East English Village and Grosse Pointe. Room sizes are estimates. Interested buyers must submit a complete proposal package for DLBA approval, including a project proposal, proof of funds, site plan or concept drawing, and proof of previous development experience. Sale is contingent upon execution of a DLBA Development Agreement. The Detroit Land Bank Authority is entitled to a tax recapture for the five (5) tax years following transfer of ownership. This provision may be incompatible with certain tax abatements, lot combinations, or assemblages. Waiver requests may be considered on a case-by-case basis and may require a payment in lieu of taxes, determined after DLBA review of the development pro forma and financing.

Key facts

• 6,534 sq ft lot
• Built 1951
• Listed 19 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot roughly 0.15 acres (35 x 181.81)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 5 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $991 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $14k (1.5% below list) — sets the bar for market timing.
• Cap rate 91.2% vs local median 10.0% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Marquette Elementarymiddle School (514 students, 94% FRL); East English Village Preparatory Academy At Finney (math 10% / reading 10%, grade F, #659 of 713 statewide, top 97%, 697 students, 85% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: Rents flat; 492 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 37% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $97 of loan paydown is wiped out by about $420 of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($14k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,790 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 9.84% ✓
• Cap rate: 91.24%
• Cash-on-cash: 303.37%
• DSCR: 14.50
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $75,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4163 University Pl	0.12mi	3/1.0	975 (-0%)	7mo	$75,000	$77	88
4104 Woodhall St	0.14mi	3/1.0	1,090 (+11%)	3mo	$29,900	$27	72
4356 Harvard Rd	0.34mi	3/2.0	921 (-6%)	1mo	$150,000	$163	69
4335 Cadieux Rd	0.31mi	3/1.0	1,062 (+8%)	6mo	$80,000	$75	67
5220 University Pl	0.54mi	2/1.0 (-1)	1,001 (+2%)	0mo	$40,000	$40	66
3950 Cadieux Rd	0.34mi	2/1.0 (-1)	900 (-8%)	0mo	$30,000	$33	65
5252 Lodewyck St	0.61mi	3/1.5	1,006 (+3%)	5mo	$105,000	$104	61
5260 Marseilles St	0.60mi	3/1.0	1,040 (+6%)	7mo	$75,000	$72	56
3482 Grayton St	0.58mi	3/1.0	1,097 (+12%)	3mo	$140,000	$128	50
5271 Marseilles St	0.59mi	3/1.0	1,100 (+12%)	5mo	$75,000	$68	48
866 Lincoln Rd	0.47mi	2/2.0 (-1)	1,104 (+13%)	1mo	$249,000	$226	47
415 Lothrop Rd	0.60mi	2/1.5 (-1)	1,098 (+12%)	6mo	$245,000	$223	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.74×
• Total profit: $57,796
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 31.52×
• Total profit: $119,629
• Equity at exit: $1,210

Cash invested: $3,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48224

• Rents YoY: 0.7%
• Active inventory: 492
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$73
• Tax est. 1.5%: −$18 /mo · $210/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $991

Break-even live

Break-even rent $122

Max offer price $14,000

Occupancy floor 23%

Sensitivity live

Price	-10% $1,001	-5% $996	+0% $991	+5% $986	+10% $981
Rent	-10% $882	-5% $937	+0% $991	+5% $1,045	+10% $1,100
Rate	-1.0pp $998	-0.5pp $995	base $991	+0.5pp $987	+1.0pp $984

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	26d	1	0.31mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	45d	1	0.38mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	23d	1	0.38mi
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	45d	1	0.40mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	45d	1	0.41mi
890 Neff Rd Grosse Pointe, MI	2.0	1.0	1100	$2,000	$1.82	26d	1	0.42mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	18d	1	0.84mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	21d	1	0.93mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	19d	1	0.94mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	26d	1	0.95mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	0.97mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	45d	1	0.99mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	0d	1	1.00mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	19d	1	1.08mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.09mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	45d	1	1.10mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	26d	1	1.10mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	4d	1	1.11mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	19d	1	1.11mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	19d	1	1.11mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	4d	1	1.11mi
542 Neff Ln Grosse Pointe, MI	2.0	1.0	900	$1,595	$1.77	45d	1	1.12mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	45d	1	1.14mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	4d	1	1.15mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	0d	1	1.16mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	14d	1	1.16mi
509 Saint Clair Ave Grosse Pointe, MI	2.0	1.0	1000	$1,300	$1.30	45d	1	1.19mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	45d	1	1.23mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	45d	1	1.23mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.30mi
4151 Nottingham Rd Detroit, MI	2.0	1.0	1022	$1,275	$1.25	19d	1	1.37mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	6d	1	1.37mi
389 Saint Clair Ave Grosse Pointe, MI	2.0	2.0	1000	$3,150	$3.15	45d	1	1.42mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	26d	1	1.42mi
295 Rivard Blvd heuristic Grosse Pointe, MI	2.0	1.0	1000	$2,000	$2.00	26d	1	1.46mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.47mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	45d	1	1.50mi

Listing history 13 events

1. 2026-06-21
   days on market $14,000 Active 19 DOM
2. 2026-06-18
   days on market $14,000 Active 16 DOM
3. 2026-06-17
   days on market $14,000 Active 15 DOM
4. 2026-06-16
   days on market $14,000 Active 14 DOM
5. 2026-06-15
   days on market $14,000 Active 13 DOM
6. 2026-06-13
   days on market $14,000 Active 11 DOM
7. 2026-06-13
   days on market $14,000 Active 10 DOM
8. 2026-06-09
   days on market $14,000 Active 7 DOM
9. 2026-06-08
   days on market $14,000 Active 6 DOM
10. 2026-06-07
    days on market $14,000 Active 5 DOM
11. 2026-06-04
    days on market $14,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark

    Show marketing remark (761 chars)

    Development opportunity! Close to East English Village and Grosse Pointe. Room sizes are estimates. Interested buyers must submit a complete proposal package for DLBA approval, including a project proposal, proof of funds, site plan or concept drawing, and proof of previous development experience. Sale is contingent upon execution of a DLBA Development Agreement. The Detroit Land Bank Authority is entitled to a tax recapture for the five (5) tax years following transfer of ownership. This provision may be incompatible with certain tax abatements, lot combinations, or assemblages. Waiver requests may be considered on a case-by-case basis and may require a payment in lieu of taxes, determined after DLBA review of the development pro forma and financing.

13. 2026-06-02
    listed $14,000 Active 1 DOM

    Show marketing remark (761 chars)

    Development opportunity! Close to East English Village and Grosse Pointe. Room sizes are estimates. Interested buyers must submit a complete proposal package for DLBA approval, including a project proposal, proof of funds, site plan or concept drawing, and proof of previous development experience. Sale is contingent upon execution of a DLBA Development Agreement. The Detroit Land Bank Authority is entitled to a tax recapture for the five (5) tax years following transfer of ownership. This provision may be incompatible with certain tax abatements, lot combinations, or assemblages. Waiver requests may be considered on a case-by-case basis and may require a payment in lieu of taxes, determined after DLBA review of the development pro forma and financing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,523
• − Mortgage interest: −$784
• − Property taxes: −$210
• − Insurance: −$70
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$407
• Taxable income: $12,408
• Est. tax owed @ 24.0%: −$2,978
• After-tax cash flow: $8,914/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-71.4% since first listed

5 events — show timeline

• 2026-06-02 Listed $14,000 REALCOMP
• 2026-06-02 Listed $14,000 MiRealSource-MiMLS
• 1998-07-30 Sold (Public Records) $50,000 Public Records
• 1996-09-30 Sold (Public Records) $23,000 Public Records
• 1996-09-30 Sold (Public Records) $49,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,203 · +0.0% YoY. Source: county tax records.